# 85 HAYES LANE, KENLEY, CROYDON, GREATER LONDON, CR8 5JR

## Property details

- Slug: `c7ab3a8` (address key hash: `c7ab3a87710068cfb6b466a7dddc41b2a43b61c3`)
- Postcode: CR8 5JR
- Transactions on record: 1

- Tenure: Leasehold
- Property type: Flat
- Bedrooms: 3
- Bathrooms: 1
- Floor area: 98 m²
- EPC rating: D
- Last sold: £415,000 Mar 2026
- Price per m²: £4,235/m²
- Local average: £302,863 (40 sales)
- Street crime: 84 incidents within 1 mile (Jul 2026)

## Latest sale

- Price: £415,000
- Date: 2026-03-27
- Type: F
- Tenure: L

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** B
- **Expiry date:** 05/03/2035
- **Current heating cost:** £923/year
- **Est. upgrade cost to C:** £13,500

### Recommendations
- B (£500 - £1,500)
- G (£350 - £450)
- I (£2,200 - £3,000)
- N (£4,000 - £6,000)
- U (£3,500 - £5,500)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/0335-9627-5400-0066-7202)

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 2026-03-27 | £415,000 | Flat | — | £420,188 (to June 2026) | [View](http://87.117.209.195:8080/house-prices/50d10b84-5b6e-b8d0-e063-4704a8c08d98) |

*Today’s value (HPI): adjusted using published house price index trends for the area and property type; not a valuation of the property today.*

## Sales History

*Recorded sales for this property. Data from Land Registry Price Paid.*

| Address | Price | Date | Type |
|---------|-------|------|------|
| 85 HAYES LANE, KENLEY, CROYDON, GREATER LONDON, CR8 5JR | £415,000 | 27/03/2026 | Flat |

## Historic listings

Listing activity only where we matched the listing to a Land Registry sale already on record for this address.

- Matched listing: [170611268](http://87.117.209.195:8080/listings/34d6747)

| Event | Date | Price |
|-------|------|-------|
| sold | 2026-01-01 | £415,000 |
| listed | 2025-12-26 | £425,000 |
| sold | 1996-01-01 | £104,000 |

## Sold Comparables

*Same street and nearby sales within 0.25 miles. Data from Land Registry Price Paid. Last 5 years.*

| Address | Price | Date | Type |
|---------|-------|------|------|
| MYLA HOUSE, 157 FLAT 6 HAYES LANE, KENLEY, CROYDON, GREATER LONDON, CR8 5HP | £324,500 | 02/12/2025 | Flat |
| 95 HAYES LANE, KENLEY, CROYDON, GREATER LONDON, CR8 5JR | £370,000 | 02/11/2023 | Flat |
| 120 FLAT 7 HAYES LANE, KENLEY, CROYDON, GREATER LONDON, CR8 5HR | £370,000 | 16/12/2022 | Flat |
| 120 FLAT 1 HAYES LANE, KENLEY, CROYDON, GREATER LONDON, CR8 5HR | £420,000 | 14/12/2022 | Flat |
| 120 FLAT 9 HAYES LANE, KENLEY, CROYDON, GREATER LONDON, CR8 5HR | £375,000 | 09/12/2022 | Flat |
| 120 FLAT 4 HAYES LANE, KENLEY, CROYDON, GREATER LONDON, CR8 5HR | £419,000 | 21/10/2022 | Flat |
| 120 FLAT 8 HAYES LANE, KENLEY, CROYDON, GREATER LONDON, CR8 5HR | £397,000 | 21/07/2022 | Flat |
| 120 FLAT 6 HAYES LANE, KENLEY, CROYDON, GREATER LONDON, CR8 5HR | £420,000 | 14/07/2022 | Flat |
| 120 FLAT 3 HAYES LANE, KENLEY, CROYDON, GREATER LONDON, CR8 5HR | £460,000 | 24/06/2022 | Flat |
| 120 FLAT 2 HAYES LANE, KENLEY, CROYDON, GREATER LONDON, CR8 5HR | £463,000 | 15/06/2022 | Flat |
| 120 FLAT 5 HAYES LANE, KENLEY, CROYDON, GREATER LONDON, CR8 5HR | £430,000 | 08/06/2022 | Flat |

**Area average:** £404,409 (11 sales)

## Capital growth trend

*Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.*

- **5y growth:** -14%
- **10y growth:** 9.7%

## House Price Index (HM Land Registry)

*Official index for Croydon; Flats and maisonettes series; as of June 2026.*

- **1y growth (index):** -3.4%
- **5y growth (index):** -7.2%
- **10y growth (index):** -0.8%

## Rental Range

*ONS Price Index of Private Rents (Croydon). Low / Realistic / Optimistic = conservative / average / best case.*

- **Low:** £1,423/mo
- **Realistic:** £1,581/mo
- **Optimistic:** £1,739/mo

## LHA (Local Housing Allowance)

*VOA 30th percentile rent floor for Outer North London (Apr 2025 – Mar 2026).*

## Rental Comparables

*Residential lets from OpenRent and Rightmove for the area (same bedroom count). Use to validate rent estimates. Student lets are excluded.*

| Title | Rent | Beds | Distance | As seen on |
|------|------|------|------|------|
| 3 Bed Semi-Detached House, Old Lodge Lane, CR8 | £2,250/mo | 3 | 0.37 miles | OpenRent |
| 3 Bed Semi-Detached House, Old Lodge Lane, CR8 | £2,700/mo | 3 | 0.37 miles | OpenRent |
| 3 Bed Terraced House, Kenley, CR8 | £2,250/mo | 3 | 0.6 miles | OpenRent |

**Average rent: £2,400/mo (3 listings)**

## 1% Rule

- **Rent ratio:** 0.54% (weak for cashflow)
- **Max investor price (0.8%):** £281,250
- **Target investor price (1%):** £225,000

*Monthly rent ÷ price. 1%+ = strong, 0.8–1% = okay, <0.8% = weak. Max investor price = rent ÷ 0.8% (Stoke-style target). Target investor price = rent ÷ 1% (strong cashflow band). Based on OpenRent comparables.*

## Rent-driven metrics

*Based on OpenRent comparables (median £2,250/mo).*

- **Gross yield:** 6.5%
- **Cost-to-rent:** 15.4×
- **Monthly cashflow:** £366/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 3.6%

*Gross yield = annual rent as % of price (no costs). Cost-to-rent = price ÷ annual rent (from OpenRent comparables); under 14× = strong, 14–16× = acceptable, 17×+ = compressed. Cashflow = rent − mortgage − 10% maintenance − £25/mo compliance; assumes 75% LTV, 3.95% APR (5yr fixed), 25yr term. ROI = annual profit ÷ cash in (deposit + 4% purchase costs).*

## Flood risk

- **Zone:** 1
- **Risk:** Low
- **Source:** Not in Flood Risk Area (no data)

[Check long-term flood risk (GOV.UK)](https://check-long-term-flood-risk.service.gov.uk/postcode)

## Street-level crime

| Category | Count |
|----------|-------|
| Anti-social behaviour | 29 |
| Violence and sexual offences | 26 |
| Public order | 8 |
| Other theft | 7 |
| Vehicle crime | 6 |
| Burglary | 3 |
| Shoplifting | 2 |
| Theft from the person | 2 |
| Possession of weapons | 1 |
| **Total incidents** | **84** |

*Within 1 mile during Jul 2026. Source: data.police.uk (England & Wales).*

## Schools nearby

*Nearest open schools with Ofsted ratings (England). Closed schools are not shown.*

| Name | Type | Distance | Ofsted |
|------|------|----------|--------|
| The Hayes Primary School | Primary | 0.1 miles | Good — 6 Jul 2023 |
| New Valley Primary School | Primary | 0.3 miles | Good — 12 Jul 2017 |
| Harris Primary Academy Kenley | Primary | 0.6 miles | Outstanding — 15 Jul 2015 |
| Beaumont Primary School | Primary | 0.9 miles | Outstanding — 17 Jan 2018 |
| Kenley Primary School | Primary | 0.9 miles | Requires improvement — 18 Jul 2024 |